IfI were to purchase a straightforward housein Shrewsbury for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Shrewsbury?
The only saving you would achieve is the disbursement for searches. The lawyer is required to do the vast majority of work - money laundering, communicating with your vendors conveyancer, SDLT return, register the ownership etc. A slight saving might be made by not having to register a mortgage but it won't be significant.
We see that you have a post code search directory listing law firms on the Co-operative conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Shrewsbury?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shrewsbury.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would much rather instruct a specialised conveyancing solicitor in Shrewsbury?
Do check but the chances are that appoint one of their panel lawyers should you accept the "fee-free" incentive. Contact the lender to ask if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Shrewsbury.
My solicitor has informed me that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Shrewsbury?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I'm the sole recipient of my late grandmother’s will and I have everything in my name now, including the my former home in Shrewsbury. The Shrewsbury property was put into my name in January. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the house in January. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. many lenders would take a pragmatic view as this clause chiefly exists to capture subsales or the wholesaling and assigning of properties.
Can I be sure that the Shrewsbury conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Shrewsbury getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your conveyancing.
How does the Landlord & Tenant Act 1954 impact my business property in Shrewsbury and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial tenants, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Shrewsbury is one of the hundreds of locations in which our lawyers have offices
My partner and I are acquiring a studio flat in Shrewsbury. When we first instructed solicitor, they told us that they were on all mainstream mortgage company panels. Our mortgage broker called yesterday to say that they are not on the HSBC approved list. Were it to be true, what should we do? Should we just choose a new solicitor that is on their approved list or do we cover the costs for separate representation, with HSBC selecting their own preferred property lawyer.
If you are acquiring a property needing a mortgage it is conventional for the buyer’s solicitors to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to meet. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on HSBC's conveyancing panel and you may continue to use your own Shrewsbury solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.